Alternative documentation · Florida
VOE loans
For employees whose paperwork does not tell a clean story — a recent raise, heavy write-offs, commission that has not made it onto a full year of returns — the employer's own confirmation of what you earn can be the whole file.
What is a VOE-only loan?
A VOE loan qualifies a W-2 employee on a written verification of employment completed by the employer — stating position, start date, salary and year-to-date earnings — in place of pay stubs, W-2s and tax returns. The lender confirms the form independently with the employer. It is a non-QM product with a typical two-year employment history requirement.
What the lender actually does
The form goes to the employer directly, not through you, and the lender phones to confirm it. Most want two years with the current employer or in the same line of work, and the income must be salary or documented base plus bonus rather than cash.
Who it fits
Employees with a recent promotion the returns do not yet reflect. Commissioned staff. People with unreimbursed business expenses that shrink their taxable income. Anyone whose W-2 says one thing and whose employer says another, larger, thing.
Next step
Find out if this fits your file
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Straight answers
Frequently asked
Can you get a mortgage with only a verification of employment?
Yes, through a VOE loan. The employer completes a written verification of employment stating salary, position and start date, the lender confirms it directly, and no pay stubs, W-2s or tax returns are required. It is a non-QM product with a rate above agency financing.
Does a VOE loan work if I am self-employed?
No. It is for W-2 employees, since the verification comes from an employer. A self-employed borrower would use a bank statement loan or a P&L loan instead.
Why would someone use a VOE loan instead of a normal mortgage?
Because the tax return understates current income. A raise or promotion that has not yet been through a full tax year, commission income that is still building, or large unreimbursed expenses on the return can all leave a conventional file short while the employer's verification supports the loan.
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